Wyoming Statue 34-1-142 requires a statement of consideration be completed whenever a deed, contract or other document transferring legal title is recorded. Information such as the date of sale, purchase price, terms of sale, and more are required. You will probably complete this document at the time of closing.

Information on the Statement of Consideration is not public information and you are protected form random disclosure by provisions and penalties in 34-1-142. Persons appealing their assessment may review the sales information of properties that were used to determine their fair market value.

The review period is only during the 30-day appeal period. Property owners may not further disclose the sales information to other persons or property owners. The sales information may be introduced and revealed to the County Board of Equalization during a formal appeal, but further disclosure is prohibited.

The County Assessor has the complex job of annually determining the fair market value of all the property within the county. To accomplish this, sales information for an area is analyzed to develop adjustments to bring the property to current market value. Through the use of computer programs, information gained from properties that have sold can be used on properties not sold to achieve a fair market value for all properties.

Because the sales information is crucial to this analysis, the assessor may need to verify the information with one or more of the parties to the transaction. This may be done by phone, mail or in person.

Wyoming statute also states an individual statement of consideration shall now, by itself, be used to adjust the assessed value of any individual property. To ensure that sold properties are being valued using the same procedures as unsold, all valid open market sales within a neighborhood are used. Neighborhood boundaries are developed on location, economic forces, governmental and social factors. Within neighborhoods other considerations may be age, type of construction, and more.

Owner participation is key in the development of accurate values. Property characteristics such as size, construction type, amenities, are collected by field appraisers. Owners are encouraged to review this information to verify its accuracy. Actual sales information is used by the assessor as an indicator of market value. Your assistance in verifying the information is very helpful.

Property Taxes are billed out the beginning of September for that calendar year's taxes. The first half is due on November 10, and the second half is due on May 10 of the following year. If paid in full, you can submit the payment before December 31 and the interest on the first half is waived.

Sales Tax is a tax levied on any sale of tangible property that takes place within the State of Wyoming. Use Tax is a tax levied on the sale of any tangible property that takes place outside of the State of Wyoming, for use, storage or consumption in Wyoming. Use taxes are levied because the state cannot legally impose a sales tax on transactions that take place beyond the state's border.

Rates for sales and use taxes are the same. Currently, the sales tax rate for the State of Wyoming, as set by the legislature, is 4%. Converse County also has an optional 1% sales tax levied by the county, which makes the sales tax rate in Converse County 5%. Other counties, like Niobrara, have additional capital facilities taxes that can make their rates go as high as 6%. The rate you pay when you purchase a vehicle depends on your place of residency.

Sales tax is due on a vehicle each time the title is transferred to a new person in exchange for money or other consideration (parts, work, or more). Important: Wyoming law requires that sales tax must be paid on a vehicle within 60 days of the date of purchase . The 60 days includes weekends and holidays.

If the sales tax is not paid within 60 days, the following charges apply: - a "civil fee" of $25 - interest at 1% per month the payment is overdue, commencing on the 66th day. - at 10 days past the due date, the "civil fees" becomes: $25 or 10%, whichever is higher.

The 60 day period will begin running from the date on the invoice if the vehicle is purchased from a dealer, or the on a bill of sale or when the title was notarized if the vehicle is purchased from an individual.

For example, if a person purchases a vehicle for $20,000, and pays the sales tax on the 76th day, they would pay:Sales Tax (5%) - $1,000Civil Fee (10% of $1,000) - $100Interest (1% of $1,000) - $10Total - $1,110

The vehicle sales price is the cash price of the vehicle including any up charges that increase the vehicle price. Taxable up charges include accessories, document fees, transportation fees, anti-theft devices, and more. The sales tax rate is always the rate charged in the purchaser's county of residence, as indicated by the address on the title.

If the purchase was made out of state, the tax rate will be determined by the purchaser's county residence. Click for more info on out of state purchases. For example, if someone from Converse County; 5% (6% from April 1, 2013 through November 30, 2015); purchases a vehicle in Denver (7%), the purchaser would pay 5% (6% April 1, 2013 to November 30, 2015).

Important: Wyoming law requires that a bill of sale must be presented to pay sales tax when a vehicle is purchased from a dealer. When a vehicle is purchased from an individual, no bill of sale is required.

The amount of sales tax due depends on: - Sales price of the vehicle, and - The applicable sales tax rate.

Normally, dealers will not collect sales tax from non-residents on vehicle sales. So, if you purchase a vehicle in Denver, they will usually not collect sales tax, and you will pay 5% use tax (if a Converse County resident) at the Treasurer's Office. If a dealer does collect sales tax, the State of Wyoming will give you credit towards the use tax you owe. In other words, if you pay 5% sales tax in Michigan, Wyoming will credit that payment towards the 5% use tax you owe in Wyoming, and you won't pay any tax as long as you can provide a receipt for the tax you paid.

If you pay 7% sales tax in another state, the State of Wyoming will credit that 7% towards the 5% you owe, and again you will owe no sales or use tax in Wyoming. However, the state will not issue a refund for the additional 2% collected by the other state. If you pay 4% sales tax in another state, Wyoming will credit the 4% towards the 5% owed, and the Treasurer's Office will collect an additional 1% tax.

If you finance the sales tax with your vehicle payment, the auto dealer must remit the entire amount of the sales tax collected before you can register your vehicle. Normally, dealers send it directly to the Treasurer's Office and you receive a receipt in the mail. It is the purchaser's responsibility to ensure that the dealer pays the sales tax to the Treasurer's Office.

Wyoming counties, cities and towns benefit from sales and use tax collections. Each month, the Treasurer's Office sends the sales tax collections to the Wyoming Department of Revenue, who distributes the money. Currently, two-thirds of the 4% sales tax collections go to the State General Fund, and one-third (minus 1% for state administrative purposes) is returned to the cities, towns and counties.

The money returned to the cities and counties is based on: - Where the vehicle was purchased, and - The population of the city or county, based on the last federal census.

Counties that have 1% Optional Sales Taxes (like Converse County) or a 1% Capital Facilities Tax keep 100% of the additional 1% collected. For example, if a vehicle is purchased in Casper (4% state + 1% optional) and the sales tax is paid in Converse County (4% state + 1% optional), the Department of Revenue would distribute the 1% to Casper, place two-thirds of the 4% in the State General Fund and distribute the other one-third to Natrona County cities and towns based on the population.

If a vehicle is purchased in Laramie County (4% state + 1% optional + 1% capital facilities) and the sales tax is paid in Converse County, the Department of Revenue would distribute 2% to Casper, place two-thirds of the 4% in the State General Fund and distribute the other one-third of the 4% to Niobara County, cities and towns based on the population.

If a vehicle is purchased in Fremont County (4% state) and the sales tax is paid in Converse County (4% state + 1% option), the Department of Revenue would distribute 1% to Converse County, place two-thirds of the 4% in the State General Fund and distribute the other one-third of the 4% to Fremont County, cities and towns based on population.

If a person gives you a vehicle that has been licensed in Wyoming or another state, there is no sales tax due on the transaction. Proof must be provided that the vehicle was legally licensed or registered. A person may also purchase a vehicle, pay sales tax, and then give it to another person without sales tax being due a second time. However, if a person purchase a vehicle, does not pay sales tax, and then gives the vehicle to you, either you or the purchaser will have to pay sales tax on the original sales price.

Also, a vehicle that is financed at a bank (has a lien on the title) cannot be given as a gift, since vehicle ownership is shared by the title and lien holder. In that case, the person receiving the vehicle would owe sales tax on the amount that it still owed against the vehicle. If you win a vehicle in a raffle, lottery, or anything else, sales tax must either be paid by the group giving away the vehicle or by the winner. If the group giving away the vehicle is a non-profit or tax exempt, they would have no tax liability and neither would the winner. If the group raffling the vehicles is taxable, the tax and license is the responsibility of the winner. The sales tax amount would be based on the "fair market" value of the vehicle, or generally the Blue Book value.

There is a list of things that are exempt from sales tax. These include: - Purchases made by manufacturers, if the item is a component of what they manufacture. - Sales of livestock, or feed for livestock to be marketed. - Intrastate transportation of sick or injured people by ambulance. - Intrastate transportation of employees when the employer pays for the transportation. - Intrastate transportation of freight and passengers. - Intrastate transportation of raw farm product to processing plants. - Sales of energy consumed in manufacturing, processing, or agriculture. - Sales of the services of professionals. - Sales of cigarettes (since there's a special cigarette tax). - Sales to the State of Wyoming and political subdivisions. - Sales to religious or charitable, non-profit organizations. - Sales of certain vehicles to holders of ICC permits. - Sales of prescription drugs and many other medical supplies. - Sales of used mobile homes, after sales tax has once been paid by original purchaser on the initial purchase. - Wholesale sales. - Sales of newspapers or school yearbooks. - Sales of gasoline (since there's a special fuel tax). - Sales of food purchased with food stamps. - Admissions to county or municipal recreation facilities.

When purchased from a dealer, the dealer will normally collect sales tax on the boat and motor. Sales tax on the trailer will have to be paid at the time the boat trailer is licensed, and is collected by the Treasurer's Office. If the boat is purchased from an individual, or the dealer does not collect the sales tax, it may also be paid to the Treasurer's Office at the time the boat trailer is licensed. The Treasurer's Office will then issue a receipt showing sales tax has been paid.

Important: The Game & Fish Department requires proof that sales tax has been paid on a boat before they will issue a boat registration. Therefore, it is important to keep any receipt that shows sales tax has been paid.

The sales tax rate on a boat is the same for other vehicles or trailers. View a listing of the sales tax rate.

If a landowner doesn't pay his/her property taxes, then the Treasurer's Office advertises the land for 3 weeks in the newspaper, along with a notice giving the time and place for the sale. People show up at the sale and sign up to become a purchaser. The names of all purchasers are mixed and random names are drawn in succession, beginning at 9 a.m. That purchaser can choose an available Parcel from the list of delinquent accounts. The purchaser pays the amount of the taxes due on the land, plus interest to the date of the sale, advertising fees, and a certificate fees.

The county issues the purchaser a Certificate of Purchase, entitling the purchaser to a lien on the land. The county distributes the taxes paid by the purchaser to the taxing entities in the county. The landowner has 4 years from the date of the sale to pay the purchaser back his money, including all fees and 18% interest, or the purchaser may apply for a Tax Deed on the land.

Usually, Converse County holds its tax sale on the first Monday in August, at 9 a.m. in the Courthouse Community Room in the basement. Although technically the sale continues until 5 p.m., all properties are usually sold by 11 a.m. The law does not specify the date of the sale, except that it needs to be after May 11 (when taxes are delinquent) and before September 1 (when the current year's taxes become due). Therefore, there is a wide variance between counties on when their tax sales are held and how the sales are conducted.

The easiest way to find out when the tax sale is being held is to keep an eye on the legal notices in the newspaper. Each county Treasurer is required to advertise the properties for sale, along with the date, time and place of sale in the county newspaper for 3 weeks prior to the sale. The Converse County Treasurer's Office advertises in both the Douglas Budget and the Glenrock Independent. When it is time for the tax sale parcels they are also listed on the Treasurer's homepage.

Several things are offered at the tax sale. First, any land or fixed buildings (real property) on which any part of the taxes aren't paid. This can be real estate or industrial property. Secondly, land subject to Special Assessments on which the taxes aren't paid in full, most notably the Monkey Road assessment for district 0205. Personal property (mobile homes, commercial furniture, farm equipment and more) is not sold at the sale.

Before purchasing any certificate at the tax sale, it's a good idea to find out a little bit about the property. After all, there's a chance you could end up owning it. The advertisement the Treasurer's Office runs for the 3 weeks prior to the sale lists the legal descriptions of all the property that could be offered at the tax sale (some property owners will pay their taxes during that 3 weeks, removing their property from the sale).

The County Assessor's Office can show a legal description and, if they have it, a look on the map to see what the parcel consists of and where it is located. It's also a good idea to take the legal description to the County Clerk's Office and check to see if there are any outstanding liens against the property. Although Wyoming Statutes indicate that a purchaser could take a Tax Deed subject only to special assessment liens, knowing the status of the property could help avoid problems later. When it comes to purchasing certificates on properties at the tax sale, it's definitely buyer beware.

In order to receive a Certificate of Purchase (CP), of course you've got to pay some money. The advertisement run by the County Treasurer's Office for the 3 weeks prior to the sale lists an amount for each parcel that may be offered for sale. This amount consists of: - the delinquent taxes on the parcel - the interest due to the date of the sale - $20 advertising fee - $20 CP Fee

The taxes and interest are distributed to the taxing entities, so they will receive the money they depend on to operate during the fiscal year. The advertising fee is used to pay for the cost of advertising the parcels for the 3 weeks prior to the sale in the local newspapers. The CP fee is used to pay for the costs of the certificates and the tax sale. The entire amount paid by the purchaser for the CP is subject to interest (even the fees) if the landowner redeems the property.

A common misconception about tax sales is that the actual land is conveyed to the purchaser at the sale. This is not the case. The person who pays the amount listed in the newspaper for a parcel receives a Certificate of Purchase (CP) for the land. The CP only entitles the holder to a lien on the property. The CP holder has no right to use or make improvements to the property. In fact, making improvements on the property would not be in the best interest of the CP holder, as the landowner may Redeem the property within 4 years from the date of the sale, thus paying off and removing the assigment from the account.

When the property is redeemed by the landowner, the CP holder is reimbursed for all the taxes and fees they paid plus a 3% penalty and 15% interest per year. The Certificate is then returned to the Treasurer's Office and the CP holder has no more interest in the property.

Once a purchaser has paid the amount advertised in the newspaper for a property and received a Certificate of Purchase (CP), they have a lien on the property. Technically, the purchaser doesn't have to do anything else. If the property owner redeems the property (pays all the back taxes, fees and interest), the CP holder is paid and the CP is destroyed. If the property owner does not redeem the property within 4 years from the date of the tax sale, the CP holder may apply for a Tax Deed on the property. However, a CP holder has the option of paying the subsequent years' taxes on the property as they become due.

Here's an example of why you might want to do that - a landowner doesn't pay his 1999 taxes. The Treasurer's Office offers a certificate of purchase for the property at the tax sale in August, 2000. A CP holder pays the taxes, interest and fees and receives a Certificate of Purchase. In September, 2000, the 2000 taxes are billed. The CP holder may pay the taxes. If the CP holder does, they would be reimbursed the taxes plus 15% per year interest and a 3% penalty if the landowner ever redeems the property.

If the CP holder does not pay the taxes, and neither does the landowner, the Treasurer's Office will offer the property for sale again in August, 2001. A different purchaser buys a CP for the land at that sale. Once 4 years has passed for the original purchaser, he/she applies for a Tax Deed. But, in order to get a clear Tax Deed, the purchaser now has to redeem the property from the second CP holder, or as many as there were in the 4 years. That means the original CP holder must pay any subsequent CP holders the taxes plus interest, fees and penalties.

That's why most CP holders pay taxes for subsequent years - even though it's not required

A Certificate of Purchase (CP) is said to be "redeemed" when the landowner pays all taxes paid by the CP holder, plus interest and fees. The landowner pays this amount to the Treasurer's Office, and the Treasurer's Office then passes it on to the CP holder.

Here's a breakdown of what's collected from the landowner at the time of redemption: - The CP Amount - A 3% penalty on the CP Amount - Interest on the CP Amount at 15% per year - Any subsequent taxes paid by the CP Holder - Interest on the subsequent taxes at 15% per year

The 3% penalty on the CP Amount allows the CP holder to get some return on the money paid at the sale even if the landowner redeems the property right away. For example, if a certificate is purchased at the tax sale for $500, and the landowner redeems the property the next day, the CP Holder won't receive much interest, but will be reimbursed all the money paid at the tax sale plus the 3% penalty. So, the CP Holder would receive an additional $15 for their 1 day investment.

If the landowner does not redeem the certificate within 4 years from the date of the sale, the CP holder is entitled to file for a tax deed. A tax deed conveys the ownership of the property to the CP holder, subject to any special assessments. The actual statute [39-13-108(vii)(B)] says: "Any grantee of a tax deed ... and successors in title are entitled to possession of the real property conveyed by the deed and the deed is prima facie evidence to title to the property described subject to special assessments for local and public improvements."

Wyoming law also prescribes a strict procedure that must be followed in order to properly apply to the Treasurer's Office for a tax deed. It is the burden of the CP holder to make sure all the steps are followed properly, and failure to follow the procedure could result in the invalidation of the tax deed, should it ever be challenged in court.

In order to apply for a tax deed, a Certificate of Purchase (CP) holder must follow a strict procedure outlined in Wyoming law. Although the general guidelines are listed here, anyone applying for a tax deed should examine W.S. 39-13-108(e) to make sure they are in compliance with the law.

Here are all the general rules: - The CP Holder must apply for a deed after 4 years from the date of sale but no later than 6 years. - Written notice must be served on each person in possession of the property and on the person in whose name the property was assessed. - If no person occupies the property, notice must be published in a newspaper in the county for 3 consecutive weeks. - The application for deed must be made after 3 months, and not more then 5 months from, the last notice in the newspaper. - Notice must be sent by certified mail to any mortgagees that have liens filed on record.

All notices must list: - When the CP Holder purchased the certificate - In whose name the property was taxed - A description of the real property - The year the property was taxed or assessed - When the Time of Redemption will expire - When application for the tax deed will be made - The amount of any special assessments levied on the property

Once the CP Holder has completed all these steps, they can apply to the Treasurer's Office for a tax deed by signing a statement certifying they have complied with all the procedures, and surrendering their original CP.